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Worlingham market report NR34 9, Beccles
The standing NR34 9 (Worlingham) property market report, rebuilt from the full public record every month. The raw material for this page is 5,758 HM Land Registry entries for NR34 9 (Beccles), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the middle 2026 sale in NR34 9 (Beccles) came in at £233,500, out of 76 registered, down 3% on five years earlier, and the mean stands at £275,500, and by floor area homes here have averaged about £3,190 per square metre over the last five years. The record behind it is 5,758 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
NR34 9 is a postcode sector: one group of streets inside NR34 (Beccles). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where NR34 9 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in NR34 9 sells for
Across 76 registered 2026 sales, the typical (median) NR34 9 home went for £233,500. The mean is £275,500, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
NR34 9 prices by floor area
By floor space, homes in NR34 9 have sold for about £3,190 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
England and Wales as a whole trade at a £285,000 median, leaving NR34 9 18% below the national figure.
The price of a typical NR34 9 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £233,500 | £233,500 | 76 |
| 2025 | £245,000 | £250,859 | 178 |
| 2024 | £237,500 | £252,511 | 163 |
| 2023 | £251,000 | £275,788 | 163 |
| 2022 | £270,000 | £316,606 | 187 |
| 2021 | £241,000 | £305,137 | 220 |
| 2020 | £218,000 | £282,860 | 115 |
| 2019 | £210,000 | £275,260 | 145 |
| 2018 | £195,000 | £259,939 | 180 |
| 2017 | £190,000 | £259,141 | 172 |
| 2016 | £175,100 | £244,967 | 176 |
| 2015 | £172,500 | £243,743 | 138 |
| 2014 | £149,800 | £212,517 | 186 |
| 2013 | £137,200 | £197,417 | 136 |
| 2012 | £138,000 | £203,119 | 129 |
| 2011 | £148,000 | £223,423 | 127 |
| 2010 | £150,000 | £235,239 | 117 |
| 2009 | £142,500 | £229,070 | 113 |
| 2008 | £135,000 | £221,294 | 144 |
| 2007 | £150,000 | £254,442 | 222 |
| 2006 | £132,500 | £230,003 | 251 |
| 2005 | £125,500 | £223,339 | 206 |
| 2004 | £120,000 | £217,943 | 183 |
| 2003 | £102,800 | £189,383 | 218 |
| 2002 | £80,000 | £150,519 | 280 |
| 2001 | £65,000 | £124,959 | 247 |
| 2000 | £60,000 | £117,750 | 247 |
| 1999 | £50,000 | £99,647 | 279 |
| 1998 | £47,500 | £95,882 | 215 |
| 1997 | £43,200 | £88,594 | 200 |
| 1996 | £42,000 | £88,576 | 181 |
| 1995 | £44,200 | £96,084 | 164 |
In cash terms the typical NR34 9 home went from £44,200 in 1995 to £233,500 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 143%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 26% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the NR34 9 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+28.5% on the year before); the weakest, 2008 (−10.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −4.7% | −6.9% |
| 5 years (since 2021) | −0.6% | −5.2% |
| 6 years (since 2020) | +1.2% | −3.1% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +2.9% | +0.1% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
NR34 9 recorded 76 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 232 sales a year before the financial crisis and 153 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What kind of market NR34 9 is
Against the NR34 district median, NR34 9 sits 17% lower, marking it as a cheaper pocket of the district.
What tenants pay around NR34 9
The local authority for NR34 9 is East Suffolk, and its ONS average private rent currently stands at £834 a month (May 2026 figures). The spread runs from £597 a month for a typical one-bed to £1,332 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, East Suffolk
ONS Price Index of Private Rents, May 2026.
Set against the £233,500 median sold price, £834 a month is £10,008 a year, a gross yield of 4.3%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Common questions on NR34 9 (Worlingham)
Are property prices falling in NR34 9 (Worlingham)?
Is NR34 9 (Worlingham) a good place to buy a house?
How much did a house sell for in NR34 9 (Worlingham)?
Will NR34 9 prices rise from here?
The record answers a different question than "what happens next": the median is down 3% over five years in cash but down 23% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in NR34 right now
Turning to what is actually available: 86 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole NR34 district, not just NR34 9: live asking prices are collected per district.
15% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every NR34 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in NR
The Land Registry record, split by size: what each kind of home actually sold for across the NR area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £252,750 | £285,000 (+13%) | £325,000 (+14%) | £409,250 (+26%) | £528,000 (+29%) |
| Semi-detached | £197,500 | £227,000 (+15%) | £255,125 (+12%) | £305,000 (+20%) | £375,000 (+23%) |
| Terraced | £165,000 | £205,000 (+24%) | £220,000 (+7%) | £280,000 (+27%) | £375,000 (+34%) |
| Flat | £125,000 | £160,200 (+28%) | £310,000 (+94%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the NR area is the point: the same five years treated these districts very differently.
Winners and losers across the NR area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in NR34
Sector boundaries hide real price steps. The rest of NR34, one report each:
Zoom out to the full NR34 district report for the type split, monthly volumes and how NR34 compares with its neighbours.
Selling a home in NR34 9? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in NR34 9, use the average prices map for a rough value: zoom from NR34 9's shading down to the sold homes on your own street. The figures above are every recorded NR34 9 sale; agents price with this same Land Registry record, and now you have it too.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to NR34 9. Free after a one click sign in.
See every individual NR34 9 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.